Malta Expat Mortgage Guide 2026
Everything expats need to know about buying property and getting a mortgage in Malta.
Can Expats Get a Mortgage in Malta?
Yes, expats can obtain mortgages in Malta, but the process involves additional requirements compared to Maltese citizens. Banks typically require a 20-30% deposit (compared to 10% for residents) and you may need special permits depending on your residency status.
The 5-Year Residency Rule
Under 5 Years in Malta?
If you have resided in Malta for less than 5 years (e.g., 3.5 years), you will need to obtain an AIP (Acquisition of Immovable Property) Permit to purchase property outside Special Designated Areas (SDAs).
The residency requirements work as follows:
- EU/EEA Citizens with 5+ years residency: No AIP permit required
- EU/EEA Citizens with less than 5 years: AIP permit required for secondary residences
- Non-EU/EEA Citizens: Always require AIP permit for properties outside SDAs
AIP Permit (Acquisition of Immovable Property)
AIP Permit Details
- • Cost: €233
- • Processing Time: Approximately 35 days
- • Restriction: Usually limits you to one property
- • Rental: Cannot rent out the property
Minimum Property Values for AIP
| Property Type | Minimum Value |
|---|---|
| Flat or Maisonette | €143,410 |
| Other Immovable Property | €247,701 |
*Values are updated annually
5% Stamp Duty - Payment Structure
When purchasing property in Malta, you must pay 5% stamp duty on the purchase price or market value (whichever is higher). This is paid in two stages:
First Payment
Due within 21 days of signing the preliminary Promise of Sale (Konvenju) agreement.
Final Payment
Due upon the final deed transfer of the property to your name.
Example Calculation
| Property Price | 1% (Konvenju) | 4% (Final Deed) | Total 5% |
|---|---|---|---|
| €200,000 | €2,000 | €8,000 | €10,000 |
| €350,000 | €3,500 | €14,000 | €17,500 |
| €500,000 | €5,000 | €20,000 | €25,000 |
First-Time Buyer Exemption
€200,000 Stamp Duty Exemption
First-time buyers are exempt from stamp duty on the first €200,000 of the property value. Only amounts exceeding €200,000 are subject to the 5% stamp duty.
To qualify for first-time buyer status:
- You must not have previously owned property in Malta or Gozo
- The property must be your primary residence
- Valid for transfers before January 1, 2026
Special Designated Areas (SDAs)
Properties within SDAs have fewer restrictions for foreign buyers:
- No AIP permit required
- Can purchase multiple properties
- Can rent out properties
- Popular SDAs include Tigne Point, Portomaso, Manoel Island
Expat Mortgage Requirements
When applying for a mortgage as an expat, banks typically require:
- Higher Deposit: 20-30% (compared to 10% for residents)
- LTV: Maximum 70-80% Loan-to-Value
- Proof of identity (passport, national ID)
- Proof of address
- 6 months of payslips
- 6 months of bank statements
- Recent tax certificate or employer reference
- Life insurance
Calculate Your Mortgage & Stamp Duty
Use our calculators to estimate your costs.
Malta Calculator Editorial Team
Financial Content Specialists | Malta Tax & Employment Experts
Our team specializes in Maltese tax law, social security contributions, and employment regulations. All content is reviewed against official sources from the Malta Commissioner for Revenue and the Department of Social Security.
Official Sources
Data verified as of 1 January 2026. Rates and thresholds are subject to change based on Malta government budget announcements.
Share this article
Getting a mortgage as an expat in Malta was way harder than expected. The AIP requirement caught me off guard. This guide would have saved me months of confusion 😩
useful guide! we managed to get approved with APS bank. they seemed the most expat-friendly. 70% LTV was the max they offered us as non-maltese
Thank you for this! Moving to Malta in March and buying property is high on my list. The stamp duty section was especially helpful. Bookmarked! 📌
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